In the latter I've found many wholesalers who get a client to sign a contract with little to no explanation, leaving the client in a bit of misunderstanding about the process. 

The media/influencer community will pick up on an anecdotal property that got into trouble and say it's a sign of turbulent times ahead.

In some areas, bandit signs still work if used correctly.Building a strong brand and being visible as an investor also helps bring deals to you.

He wnent ahead and signed a contract with her; within 5 days she was able to find a buyer who paid $75k more than she did.  

But yes, I would find the houses, submit, get an offer from them with a signed PASA, take the loan through them, and after reno was complete, they would buy the house.   

Often, they don't need to be moved in by the time of the appraisal, but if you have a signed lease, first month's rent receipt, and a receipt of the security deposit then the lender will often treat the property as occupied which can help increase your max loan amount in some cases.

I would also make sure I controlled the checkbook or that we both had to sign the financials.

This is especially true since everything is signed electronically.

Set up a basic system to manage your listing, update it monthly, and always ask guests for feedback—and don’t forget to casually ask for that 5-star review!

How to Structure the Deal to Protect Your $20KIf you’re willing to cover the $20K arrears, here’s how to protect yourself:Option 1: Secure Your Funds with a Lien or Escrow AgreementUse an escrow account: Deposit the $20K into escrow with clear terms—if the assumption is denied, the funds return to you.Record a promissory note & lien: If the deal falls through, this would give you a legal claim against the property to recover your funds.Option 2: Sub-To + Wrap While You AssumeSubject-to deal: Take over the existing loan payments before assumption approval, securing control.Escrowed deed transfer: The seller signs the deed into escrow only to be recorded after assumption approval, ensuring they can’t back out.Lease option fallback: If the assumption is denied, consider a lease option agreement until another solution is found.Option 3: Negotiate a Seller Financing HybridAsk the seller to carry a small second note for the $60K equity gap at favorable terms.Use your $20K as a down payment, structured as a secured loan against the property.3.